CategoryReal Estate

I built a map of most Chicago TIF projects that you can filter on the fly. Type in any keyword, alderman’s name, or neighborhood and the map will re-center and zoom to the results.

1. Millions of dollars ($14.4 to be exact) has been or will be given to rich corporations, like Home Depot, to build massive stores with huge roofs and parking lots far away from where people live so everyone has to drive there. It’s highly unlikely they don’t mitigate stormwater runoff (except through temporary storage in a retention pond) or treat any of the water on site, contributing to local flooding and clogged pipes.

According to the project descriptions, property tax payers in these four TIF districts have partially subsidized the construction of over 1,903 car parking spaces and the associated ills of expansive asphalt areas and motorized traffic.

2. A massive subsidy was approved – $96 million – for McCaffery Interests’s Lakeside development on the former U.S. Steel South Works plant to build a mixed-use tower of 250 apartments in an area that has weak transit access and will take decades to fully fill out. We should instead be spending this kind of money building housing in already developed parts of the city (where there’s already amenities, or infrastructure for amenities – the Rezko land comes to mind).

What’s interesting about the Lakeside TIF project approval is that the containing TIF district, “Chicago Lakeside Development Phase 1”, has collected zero property tax revenue because there is no property in it!

A tour bus drivers on the Lakeside development. Photo by Ann Fisher.

There are some projects I like, though. TIF has been used frequently to build affordable housing, housing for seniors, and housing for people who need assistance. 78 out of 380 projects mention the word “affordable”.

The City Hyde Park building, designed by Studio Gang Architects, will have 20% of its residential units designated as “affordable”, for families (of varying sizes) earning up to 60 percent of the area median income. The city standard is 10 percent but developers are also able to pay an “in lieu” fee so they don’t have to build the affordable units and instead can offer those units at market rates.

Other projects have a majority of affordable units.

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According to building permit activity in the past 30 days there are more demolitions on the North Side than on the South Side, but most of those will have new buildings. Map by Chicago Cityscapen using Mapbox satellite imagery.

I review the new permits each day on Chicago Cityscape, both in the list and map views, to get a sense of what’s being built around the city. This keeps me informed so I can tweet interesting permits, respond to people’s questions several times a week, and even help out on a Moxie tour of Motor Row and the Cermak Green Line station by mention new construction and renovation permits I’ve seen pop up nearby.

While the North Side has more demolitions going on than the South Side, most of them are part of teardowns – the demolished buildings are getting replaced or allowing for expansion. Demolitions on the South Side are much less likely to have associated new construction projects than the North Side.

Tina Fassett Smith tweeted back:

@stevevance@ChiBuildings Yup. I spent 4 months mapping thousands of permits showing 6 years of demo/new bldg activity. Same as it ever was.

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People float by the Montgomery Ward Complex on Kayaks. Photo by Michelle Anderson.

Last week I met with the passionate staff at Landmarks Illinois to talk about Licensed Chicago Contractors. I wanted to understand the legality for historic preservation and determine ways to highlight landmarked structures on the website and track any modifications or demolitions to them.

I used pgShapeLoader to import them to my DigitalOcean-hosted PostgreSQL database and modified some existing code to start looking at these two new datasets. Voila, you can now track what’s going on in the Montgomery Ward Company Complex – currently occupied by “600 W” (at 600 W Chicago Avenue) hosting Groupon among other businesses and restaurants.

Today I was messing around with some queries after I saw that the ward containing this place on the National Register – the 27th – also had a bunch of other listed spots.

I wrote a query to see which wards have the most places on the National Register. The table below lists the top three wards, with links to their page on Licensed Chicago Contractors. You’ll find that many have no building permits associated with them. This is because of two reasons: the listing’s small geography to look within for permits may not include the geography of issued permits (they’re a few feet off); we don’t have a copy of all permits yet.

[table id=15 /]

4 wards don’t have any listings on the National Register of Historic Places and nine wards have one listing.

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The Metra station in Riverside, Illinois, a version 1.0 streetcar suburb designed by Frederick Law Olmsted and Calvert Vaux.

I’m reading another book a publisher sent to me. It seems pretty biased, and it’s biased in the direction I already feel, so it’s really easy reading. But it seems that people like me are its only audience and that it assumes I’m already pro-cities, anti-suburbs and maybe even anti-car. Definitely not a book that’s going to espouse the benefits of transit to those who don’t use it, don’t want to use it, or are on the fence for either situation.

If I could get my father or brother to read this book, that would be an accomplishment just short of a miracle.

The book is Straphanger: Saving our cities and ourselves from the automobile, by Taras Grescoe. I really like the section I just finished reading, a “condensed history of sprawl”. I had recently “argued” with my father about the development of the subdivision he lives in, east of Phoenix. He posited that suburbs were the result of consumer desires. Grescoe writes to the contrary. Here we go:

The origin of the Anglo-American suburb has been traced to Clapham, five miles south of London, where, in the 1790s, Evangelical Christians eager to remove their families from the evils of the city began living in what had formerly been their weekend villas, and commuting to the City by private carriage. In the United States, [author Kenneth] Jackson dates the beginning of the process to 1815, when regular steam ferry service to Manhattan made Brooklyn Heights the nation’s first true commuter suburb. (page 89)

American suburb version 1.0

When: 1853 onward

What it was: picturesque, full of green space, near central cities, attached by rail line

Who lived there: As mortgages didn’t exist, only those who could afford to buy a home outright

Examples: Llewellyn Park, NJ; Riverside, IL.

Note: Ebenezer Howard’s “Garden City” design is related.

American suburb version 2.0

When: Post World War II

What it was: cheap, small housing on vast land tracts; pre-assembled homes

Who lived there: Families with soldiers that expanded quickly so new homes were needed fast.

Examples: Levittown, Long Island; Lakewood, Los Angeles.

Note: “The prevailing myth”, writes Kenneth Jackson, “is that the postwar suburbs blossomed because of the preference of consumers who made free choices in an open environment. Actually, most postwar families were not free to choose among several residential alternatives. Because of public policies favoring the suburbs, only one possibility was economically feasible”.

American suburb version 3.0

When: Late 1980s, 1990s to now

What it was: Found near office parks, also known as “edge cities”, “common interest communities” (gated and homeowners associations)

Who lived there: Single races (self-segregating), people who lean conservative

Examples: Silicon Valley, Nevada, Florida

Note: Under the George W. Bush administration, Fannie Mae and Freddie Mac offered easy credit and homeownership rate rose to 69% by 2004. “(By 2012, it is expected to drop to 62%, the lowest level since 1960.)”

American suburb version 4.0

When: 2008, easy credit crisis, underwater mortgages

What it is: Least glamorous, the clichéd image of the inner city has moved to the suburbs. Arizona has highest rate of property crime. Nevada and Florida, the most suburbanized states, have highest rates of violent crime (Florida also has highest rate of pedestrian and bicycle fatalities).

Who lives there: A diverse group of people.

Examples: See “What it is”

Note: “Humans are social animals. I [Kenneth Jackson] think the biggest fake ever perpetrated is that children like, and need, big yards. What children like are other children. I think we move children to the suburbs to control the children, not to respond to something the children want. In the city, the kids might see somebody urinate in public, but they’re much more at risk in the suburbs, where they tend to die in cars.”

What are those public policies as described in American suburb version 2.0?

The federal government had carrots and sticks. Carrots were subsidies for homeownership (could be deducted from income taxes) and no down payment required for returning soldiers. Sticks included redlining (racial segregation), propagated by the Federal Housing Administration and banks. Zoning was another stick, which dictated what could go where.

Another carrot was the federally-funded highway system, the “greatest public subside to private real estate in the history of the world”.

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Jeanne Gang is Chicago’s “in-house” starchitect. Sure we’ve got Adrian Smith (Burj Khalifa), but he’s jumping around the world while Jeanne (like Jeanie) has been maintaining Chicago’s status as a city with architectural and design marvels.

Architecture critic Lynn Becker calls her part of the Chicago “third school”:

Gang, Garofalo, Ronan, and other local rising stars are on the verge of defining a third Chicago school of architecture, following in the footsteps of Sullivan, Burnham, and Root in the 19th century and Mies van der Rohe in the 20th. This new school won’t be characterized by the kind of uniform visual style that marked the architecture of Mies or Frank Lloyd Wright, but by diversity, changeability, and an intellectual restlessness that compulsively tests accepted wisdom. (From the Chicago Reader)

People around here know her for the Aqua Tower (see my dramatic photos) and J.C. Gabel and her talked a lot about it at a recent book release party in the Stop Smiling storefront at 1371 N Milwaukee Avenue in Wicker Park. But enough about that tower, I’d rather mention something else.

In the photo above you see a model of interior of a University of Chicago study room. Think about all the dramatic films that take place in heralded college campuses: the study room in the library is a big hall with desks in neat rows for quiet, private research. But more often students must work in groups and need closed off spaces to avoid disturbing others. So Studio Gang Architects envisioned little cubicle rooms and built the 3D model of the study room and then threw in an ice cube tray to represent the cubicles.

Said Gang about the ice cube tray, and I’m paraphrasing, “Our studio, like many others, has a 3D printer so we can quickly create models of our work. But all the models end up looking the same. We just wanted to envision it differently.”

One of the coolest parts of the evening was when this self-identified substitute teacher (in above photo) stood up to talk about one of his students, an 8th grader who has a knack for drawing and 3D computer design. Someone at the school asked the student to design a new campus building. The teacher was concerned about the student’s design being stolen or ripped off and wanted advice on how he can protect his work. Jeanne laughed and said she didn’t think she would be asked to talk about copyright laws tonight. She then said that the student should continue his passion for drawing and that manual drawing was a dying but still revered skill. Jeanne agreed to meet with the student and teacher afterwards to take a look at his drawing. (I saw the drawing on paper the student made as well as the version he drew in Google SketchUp – very impressive.)

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As much as I try to write about national or international news and events, I can’t keep the Chicago in me suppressed.

Pedestrian safety at Grant Park

Award winning Chicago Tribune writer, Blair Kamin, takes up a cause leading to construction (he won a journalism award from ASCE Wednesday night – not his first engineering award). In 2009, after the Modern Wing at the Art Institute of Chicago opened, along with Renzo Piano’s bridge over Monroe, people started jaywalking more frequently. Blair pointed out how the bridge made the walk across Monroe too distant and inconvenient (agreed) and how the crest of the small hill on Monroe made it so car drivers (naturally driving fast on a four lane street) would not see pedestrians crossing here. CDOT spokesperson Brian Steele said they would investigate it and come up with some options. Eventually some signs and curb cuts were installed, but that wasn’t good enough.

Now, Blair reports, CDOT has installed a pedestrian refuge island and push button-activated flashing lights. Even still, it’s not the best. Blair is advocating for a clear and simple sign that says, according to new state law, “Stop for pedestrians.”

Here’s to hoping that Blair will take up some new causes, like bicycling perhaps. I wrote to him asking him to help me with the Dominick’s bike parking issue, but a well-worded email and letter to the CEO solved that. But I support Blair’s continued case for this street, including making this block car-free. It carries 13,500 cars per day, while Jackson Boulevard to the south carries 7,900. I think the surrounding streets can absorb the additional traffic while some of it will just disappear.

Chicago skyline on pause

Medill reports that there are now 2,500 vacant condos and apartments (rental condos) downtown. (Does that seem like a lot to you?) The Chicago Spire is the “big deal” building that’s not going to happen.

All that remains is a very large (and deep) hole. Photo by Duane Rapp.

Getting into real estate

I’m loving Curbed Chicago. It’s all about real estate, but it’s not just about transactions or what’s for sale. They post a lot of good links about neighborhood drama and events, and even link back to Steven can plan.

I’m not a “real estate person” but I didn’t know how exciting it can be. And real estate has EVERYTHING to do with transportation. The existing of buildings and the need to go from one to another causes transportation. A UIC professor told the class, “Nowhere does transportation happen for transportationâ€™s sake.â€ â€“ Professor Joe DiJohn.

And I’ve been dealing with property owners to arrange for the installation of bike parking. The zoning code requires bike parking at new developments but only when car parking is required. I want to change that.

This one house, facing Lawndale Avenue, seems to be one of the only occupied structures in this stalled subdivision in West Elsdon. Photo by Eric Rogers.

Apple adding Genius Bar capacity to Chicago

Speaking of new developments… The “Apple Store Lincoln Park” opens on Saturday, October 23, 2010, at 10 AM. In the most congested shopping district of Chicago I can think of – it truly sucks to bike on North Avenue through here, but people do it. (North Michigan Avenue is only pedestrian congested – car and bus traffic actually does move most of the time.) There’s no Apple Store parking garage, but I imagine they could have secured the always empty spaces in the parking garage connected to the Borders across the street. Even so, I don’t believe the zoning code would then require bike parking.

Looking east at the Apple Store, with a wall around it, showing the Borders. The often empty parking lot is behind Borders. Photo by Kevin Zolkiewicz.

I’m hoping that Apple says, “there’s one more thing,” and provides well-designed bike racks (by Jonathan Ive, fingers crossed!) in the new plaza they built between the store and the CTA Red Line station they paid to have renovated.